Ireland’s housing market is, to put it lightly, highly competitive and there are many homebuyers who wisely choose to retain a snag list before buying a new build home. As is often the case in such a competitive market with high demand and low supply, developers may sometimes rush through a project and hand over the property with a few (or many!) imperfections. With Ireland’s caveat emptor rule (“buyer beware”) for homebuyers, you’ll inherit those imperfections and the costs needed to remediate them once you’ve finalised the transaction.
A snag list isn’t just for spotting little imperfections here and there, it’s for protecting your investment. With that being said, a snag list is a relatively minor expense that can potentially save you tens of thousands of euros in the long run. Whether you’re a homebuyer or a developer, ensure your property is in top condition and fully compliant before handover.
This post will examine the opportunity costs (and often, real costs) of addressing flaws or defects in a new build home and, as a consequence, how much a snag list can potentially save you using a real-world anonymised case study.
Case Study
Based on a real-world example from one of our previous clients, whom we have decided to keep anonymous, we’ve assembled key data from a snag list we provided them. If you want to know how much money you can potentially save on costly repairs by getting a snag list inspection, this post ought to make it clear that it’s potentially a significant amount of money.
In brief, we found that the total estimated cost of repairs, if left ignored and if a snag list inspection were not retained, to be between €2,500-€8,000+.
Not only was the client spared the responsibility of having to perform and pay for these repairs themselves, but they also saved the time and headache that often accompany having to address these unanticipated issues.
Breaking Down the Issues and Cost Estimates
For older second-hand homes, a pre-purchase survey helps identify issues much like how a snag list inspection does for new build homes. One key difference, however, is that many prospective homebuyers falsely assume that a new build home will always be to spec and without flaws or defects.
Some of the issues and repair costs that we detected with the new build home of our client included:
For each issue in the snag list, break down:
What the issue was (e.g., missing downpipe, cracks in the eaves, poor finishes).
How much it would have cost to fix if not caught early (including both materials and labour).
Why addressing this issue early saved money (e.g., prevented water damage, avoided bigger structural problems).
Missing Downpipes at Front and Porch
Issue: We found that the property had missing downpipes at the front and porch. This would have certainly led to poor drainage, and subsequent water damage and foundation issues, if not remediated.
Cost to repair: €100-€250 (materials and labour).
Money saved: Addressing this issue now rather than later likely saved potentially thousands of euros in costly foundation repairs and installing a waterproofing membrane.
Major Cracking at Eaves of Bargeboard
Issue: We identified several large cracked in the bargeboard eaves. This would have eventually caused water infiltration and structural damage.
Cost to repair: €250-€800 (crack repair and eave reinforcing).
Money saved: By repairing these cracks early, water damage was prevented, and the subsequent damage to the roof structure and insulation potentially saved thousands on roof repairs and potentially tens of thousands for roof replacement.
Poor Finish of Rear Wall
Issue: Our engineers noted a poor finish on the rear exterior wall of the property. This could have exacerbated weather damage and reduced the aesthetic value of the home.
Cost to repair: €150-€350 (plastering and finishing).
Money saved: Early intervention by plastering and refinishing the wall allows better insulation and weather protection, which could be valued at hundreds in annual energy bill savings and over a thousand euros in repairing walls if weather damage were allowed to continue.
Unplastered Threshold at Back Door
Issue: We noted that the back door threshold lacked plastering, which left the door vulnerable to water damage and drafts.
Cost to repair: €100-€200 (plastering).
Money saved: If neglected, drafts and water infiltration could have damaged the door and flooring within, causing mould and rot. Repairing floors and remediating water damage could cost well over a thousand euros.
Air to Water Condensation Pipe Not Attached to Gulley
Issue: Our inspection concluded that the air to water condensation pipe was not properly attached to the gulley. This would inevitably have led to drainage issues (puddling), leading to dampness.
Cost to repair: €80-€150 (fitting the correct attachment).
Money saved: Early action potentially saved the client hundreds or over a thousand euros in water damage remediation and structural repairs.
Minor Cracks in Interior Walls and Door Frames
Issue: Several small cracks were identified in the plasterwork surrounding the door frames and along interior walls.
Cost to repair: €50-€150 (plasterwork and repainting).
Money saved: Cracked plasterwork can potentially cause structural integrity problems later on, which could potentially cost hundreds or thousands of euros to address.
Total Estimated Repair Cost
Our client would potentially have to pay between €730-€1,900 just for these issues detected in the previous section alone. The snag list contained several other issues not noted here, bringing the total estimated cost of repairs to around €2,500-€8,000+.
Keep in mind that, without having retained a snag list at all, the client would be responsible for paying this amount out of their own pocket! What’s worse is that, assuming the client allowed certain problems (e.g. water infiltration) to persist, the cost of remediating damage in the long term could be even higher.
Why a Snag List Inspection is an Investment
Nearly all new builds in Ireland come with one or a few minor defects. Some come with major defects that could cost an awful lot of money to repair, such as having to rip out and rebuild a roof due to structural problems or having to redo plumbing or electrical wiring throughout the entire home.
A snag list inspection is therefore an investment, both for developers and homeowners to have full clarity and transparency about the actual, not the stated, condition of the home. This gives peace of mind and allows for further negotiations prior to finalising the sale of the home and handover, coordinating works to take place immediately rather than after moving in, and it importantly protects the property’s value.
Never assume that a new build home is free from issues caused during construction. A snag list is a safe and smart investment that costs relatively little and can save you thousands and thousands.
Retain BCE Consulting for a Snag List Inspection in Cork
Invest in peace of mind and the full assurance that your new build home is free from faults or defects that you’ll be responsible for. BCE Consulting provides professional engineering consulting services including comprehensive and thorough snag list inspections for property developers and prospective homebuyers looking to purchase a new build home in Cork and elsewhere.
Get in touch with us today and ensure that your home is in pristine condition before handover. Schedule your snag list inspection today and save potentially thousands of euros on costly repairs.
You may be curious as to why engineering expertise is needed for planning applications. Quite simply, it comes down to providing technical expertise and precision to satisfy regulatory standards and compliance with local authorities.
In Ireland, there are several works which a property owner can undertake that do not require any planning applications, like painting your interior walls or upgrading an existing window or door. When local authorities do require planning permissions, however, it is important to comply and to retain a qualified engineer to assist throughout the process at every stage.
This post will seek to answer frequent questions you may have regarding engineering input for planning applications, such as how they assist with things like site and structural assessments, regulatory compliance, and topographic surveys.
Understanding the Planning Application Process in Ireland
First, we will assume that your planned development requires planning permission. If your works fall under exempted development, you may proceed with development.
The planning application process in Ireland can be complex, and it follows a legal sequence that includes the public through consultations, local planning authorities, and internal consultations that assess the scale and scope of the proposed development.
Upon submitting the application, the applicant must enclose all relevant documentation such as site access and site development plans, all of which must be in compliance with zoning laws and local development plans. Applicants must wait around 8 weeks to receive a decision, in which time they may require that you submit additional documentation such as traffic impact plans, environmental impact reports, or make changes to designs.
An application can be either accepted or rejected; in the latter case, appeals can be made up to 4 weeks from the decision date.
The Role of Engineers in the Planning Application Process
Engineering input for planning applications helps to ensure full compliance with local authorities and regulations while also helping the entire process progress smoothly and with minimal delays. Moreover, engineers in planning applications help to minimise errors or omissions in document submission which can lead to rejection.
From the preparation of initial documents to submit the application and throughout the waiting period to making appeals (if necessary), engineers provide immense value to developers.
Some of the key areas of expertise that an engineer commonly provides in the planning permission process in Ireland include, but are not limited to:
Studies on structural feasibility for planning;
Site assessments for planning applications;
Topographic surveys in planning applications;
Strict compliance to building codes and local development plans;
Minimising the chance of expensive rework (e.g. from enforcement actions) or rejected applications.
From the initial planning phases of a project to final completion, an engineering consultant helps ensure that the developer can proceed in full compliance with local planning authorities.
How Site Assessments and Structural Feasibility Studies Help
Two of the most common reasons to retain an engineer for planning applications is to perform site assessments and structural feasibility studies. Depending on the type of development and various other criteria, your local planning authority may deem these as necessary to approve the development.
Site assessments for planning applications are comprehensive studies of the site’s physical feasibility, i.e. whether the planned development is suitable for the type of land. Topographic surveys may be needed to map the slopes and overall terrain, whereas geotechnical soil analysis studies can determine the stability of the soil for building. Drainage, site access, and many other important considerations are analysed in detail in a site assessment.
Structural feasibility for planning purposes also involves feasibility studies of a development, but rather than focus on the land and terrain, it considers whether the development is sound from a structural engineering point of view. Consequently, it will consider things like the project’s load-bearing capacity and suitability on the soil, technical details of the proposed development, foundation and retaining walls, compliance with building code and standards, adherence to zoning laws (e.g. frontages), and more.
In both types of analysis, an engineer can detect any issues with the planned development early in the planning phase before any work proceeds. Spotting discrepancies or issues early can save developers potentially enormous sums of time and money whilst also ensuring that the development remains compliant with local planning authorities.
Topographic Surveys: The Key to Accurate Land Information
A topographic survey in planning applications is often required, but what is it and why is it useful? Firstly, a thorough topographic survey uses professional geodesical equipment to measure the land and terrain. It gives developers and council authorities clear information regarding the type of terrain, elevation, drainage, and conformity with benchmarks and cadastral maps for property lines.
Land data is naturally important for a planning application. Precision is extremely important, such as knowing exactly where boundary lines are, slope gradients for appropriate drainage and to minimise puddling, and how a development may affect nearby infrastructure such as rights-of-way (e.g. roads) and utility lines.
By understanding the layout of the land in precise detail, engineers can quickly determine any risks such as flooding and take measures to ensure that the project proceeds in full compliance with planning authorities’ requests and existing standards.
How Engineering Input Helps Avoid Costly Delays and Rejections
Planning application advice is invaluable and can save a large fortune in money and time. Engineers, when involved right from the get-go, ensure that the planning application is thorough, complete, and compliant. That alone greatly increases the likelihood of it being approved, but it is also beneficial in ensuring that works can proceed efficiently.
Think for a moment of how poor planning and a lack of forethought can lead to extremely costly rework. When an engineer is involved from the start, their professional expertise can help developers identify issues that they have not considered, many of which could be critical matters indeed.
There’s no doubt that the planning application process in Ireland can be demanding and time-consuming, but the intent is for the general public and authorities to weigh in on the feasibility of a development and to ensure its compliant for everyone’s benefit. Developers can minimise the chances of rejection due to things such as zoning violations or structural issues detected by contracting a professional engineer. To reiterate why engineering expertise is needed for planning applications, it is for compliance but, and this is certainly a nice side effect, it’s also about saving you time and money.
How We Can Help: Your Partner in the Planning Application Process
BCE Consulting is a leading engineering firm in Cork providing a full range of Planning Application Services, and much more. Our team of engineers can assist with all stages of the planning process. No matter whether it’s a single family-detached dwelling or a multi-unit commercial development, our team can provide comprehensive site assessments, structural evaluations, topographic surveys, and more.
Our professional planning application services ensure that clients remain fully compliant, while also saving them time and money and ensuring that the project can proceed smoothly and with full confidence.
Are Engineers Necessary for Planning Applications in Ireland?
In summary, engineers are highly important for developments that require planning applications in Ireland. Their high level of technical expertise means that they are qualified to perform detailed site, structural, and topographic surveys and assessments, as well as lend professional opinions on the development plans to ensure that they are fully compliant.
All of these lowers the level of risk involved, which satisfies local planning authorities and improves the likelihood of being granted permission to proceed. When you need a dependable team of civil engineers to assist with planning applications in Cork, reach out to us at BCE Consulting.
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